In the pursuit of global mobility and second residency options, many individuals explore investment migration programs offered by various countries. A common route is through real estate investment. While most programs require outright purchases, a few progressive countries accept loan-backed real estate acquisitions as a path to residency. This flexibility can significantly lower the financial barrier for investors, making it easier to gain legal status abroad without having to liquidate large assets upfront.
Below are some countries where real estate bought with a mortgage or loan can still count toward residency or even citizenship-by-investment programs.
1. Portugal
Portugal’s Golden Visa Program is one of the most popular residency-by-investment schemes globally. While the real estate route typically requires a minimum investment of €280,000 to €500,000 depending on the region and property type, Portugal does allow the use of bank financing — as long as the loan is from a Portuguese bank.
This means investors can mortgage the property locally and still qualify for the residency permit. However, the investment threshold must still be met in terms of equity, and the property must be held for a minimum of five years.
If you need an explanation on writing your CV, Cover Letter and Email Template or help applying speak to Happy Face
2. Greece
Greece offers a Golden Visa for a minimum real estate investment of €250,000, one of the lowest thresholds in Europe. The country does not explicitly forbid the use of loans, but it requires that the funds used for the investment originate from outside of Greece and be fully paid.
However, some savvy investors have structured their investments with foreign mortgage financing, provided they meet the payment threshold upfront. While this requires careful legal structuring, it demonstrates that mortgage-based strategies can still be viable in Greece with proper planning.
3. Spain
Spain’s Golden Visa program allows residency through a €500,000 real estate investment. In this case, the €500,000 must be unencumbered, meaning it cannot be financed via a mortgage. However, any amount above €500,000 may be financed through a loan, which can allow wealthier investors to acquire more valuable properties while only committing part of the funds upfront.
For example, if someone buys a €900,000 property, they can pay €500,000 in cash and finance the remaining €400,000. This flexibility allows partial use of loan-backed real estate to meet personal preferences or investment goals.
4. Turkey
Turkey offers a citizenship-by-investment program for those investing at least $400,000 in real estate. The law technically requires that the property be free of encumbrances at the time of application. However, investors often purchase properties outright and later refinance through a loan after obtaining citizenship.
While this doesn’t permit direct use of a mortgage in the initial application, it gives room for leveraging the property post-citizenship, offering an indirect route for using loan-backed real estate in the long term.
If you need an explanation on writing your CV, Cover Letter and Email Template or help applying speak to Happy Face
5. Dominica
Dominica, one of the most affordable Caribbean countries for citizenship-by-investment, typically promotes direct donations or real estate investments starting at $200,000. While it traditionally emphasizes fully paid investments, some developers offer financing options, especially for shared ownership in government-approved projects.
Although this is not the same as securing a traditional mortgage, these financing options often resemble loan structures, with investors paying in installments over a set period while still qualifying for citizenship.
6. Saint Kitts and Nevis
Saint Kitts and Nevis also has a well-known citizenship-by-investment program, with real estate options starting at $200,000 (for shared ownership) or $400,000 (for full ownership). Similar to Dominica, certain government-approved projects allow for developer-backed financing, which acts as a form of private lending.
While it doesn’t equate to a bank mortgage, this arrangement allows individuals with limited immediate capital to participate in the program through structured payment plans.
If you need an explanation on writing your CV, Cover Letter and Email Template or help applying speak to Happy Face
7. United Arab Emirates (UAE)
Dubai, a part of the UAE, offers long-term residency visas for property investors. A 10-year visa requires property investment worth AED 2 million (approx. $545,000). What makes Dubai unique is that mortgage-financed property is eligible, as long as the investor’s share of equity in the property is at least AED 2 million.
This means you can take a loan to buy a more expensive property, provided your down payment and paid portion meet the minimum equity requirement. This is particularly attractive due to Dubai’s dynamic real estate market and no income tax.
